208 N Macon St · Clarence, MO 63437

$69,500

2 bd · 1.0 ba · 1,188 sqft · Other public records · 274 Days on market

Built 1965 0.27 ac lot $59/sqft · at area comps Est $72k · at est. ↓ 18% since listing

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +9.1/15.0
• Appreciation +7.6/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Weather looking for a fixer-upper, a small project, or just something to make an investment on this property would be a good fit! With a large yard, detached garage, possibly two living quarters or third bedroom this property has potential. Call Allison Rowland at 660-651-2051 With Tiger Country Realty.

Key facts

• Large yard
• Detached garage
• Two living quarters

Tags

• LARGE YARD
• DETACHED GARAGE
• TWO LIVING QUARTERS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#442 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Shelby County R-IV (rural): math 29% / reading 42% proficiency, ranked #224 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 4 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($481 loan paydown + $4k appreciation (5.3% local appreciation)).
• Shelby County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.70%
• DSCR: 2.05
• GRM: 5.6

CMA / ARV

• ARV (median comp): $72,080
• List price: $69,500
• Delta: -3.58%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

5.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 3.14×
• Total profit: $41,567
• Equity at exit: $40,542

10-year hold

• IRR: 32.2%
• Equity multiple: 6.34×
• Total profit: $103,984
• Equity at exit: $70,947

Cash invested: $19,460 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 63437

• Home prices YoY: 1.9%
• Active inventory: 6
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $384

Break-even live

Break-even rent $541

Max offer price $69,500

Occupancy floor 58%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $69,500 Active 274 DOM
2. 2026-06-17
   days on market $69,500 Active 273 DOM
3. 2026-06-16
   days on market $69,500 Active 272 DOM
4. 2026-06-15
   days on market $69,500 Active 271 DOM
5. 2026-06-13
   days on market $69,500 Active 269 DOM
6. 2026-06-12
   days on market $69,500 Active 268 DOM
7. 2026-06-09
   days on market $69,500 Active 265 DOM
8. 2026-06-08
   days on market $69,500 Active 264 DOM
9. 2026-06-07
   days on market $69,500 Active 263 DOM
10. 2026-06-05
    days on market $69,500 Active 261 DOM
11. 2026-06-04
    days on market $69,500 Active 259 DOM
12. 2026-06-02
    days on market $69,500 Active 258 DOM
13. 2026-06-01
    days on market $69,500 Active 257 DOM
14. 2026-05-31
    days on market $69,500 Active 256 DOM
15. 2026-03-05
    price $69,500 304-char remark

    Show marketing remark (304 chars)

    Weather looking for a fixer-upper, a small project, or just something to make an investment on this property would be a good fit! With a large yard, detached garage, possibly two living quarters or third bedroom this property has potential. Call Allison Rowland at 660-651-2051 With Tiger Country Realty.

16. 2025-10-06
    price $79,500 304-char remark

    Show marketing remark (304 chars)

    Weather looking for a fixer-upper, a small project, or just something to make an investment on this property would be a good fit! With a large yard, detached garage, possibly two living quarters or third bedroom this property has potential. Call Allison Rowland at 660-651-2051 With Tiger Country Realty.

17. 2025-09-17
    listed $84,500 Active 304-char remark

    Show marketing remark (304 chars)

    Weather looking for a fixer-upper, a small project, or just something to make an investment on this property would be a good fit! With a large yard, detached garage, possibly two living quarters or third bedroom this property has potential. Call Allison Rowland at 660-651-2051 With Tiger Country Realty.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $408 · $34/mo
• Projected year-2 tax: $674 · $56/mo
• Expected delta: +$266/yr (+$22/mo · 65.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,330
• − Mortgage interest: −$3,893
• − Property taxes: −$408
• − Insurance: −$348
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,022
• Taxable income: $3,687
• Est. tax owed @ 24.0%: −$885
• After-tax cash flow: $3,727/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Shelby County R-IV
• NCES district ID: 2928110
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $36,627
• Composite: 29.44/100
• National rank: #6517
• State rank: #224 of 324 in MO

Livability — Clarence

• Score: 61/100
• State rank: #442
• US rank: #18045

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarence, MO
• Population (ZIP): 1,558

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 5,663 people
• By 2030: 5,352 · -5.5%
• By 2040: 4,762 · -15.9%
• By 2050: 4,200 · -25.8%
• By 2075: 3,058 · -46.0%
• By 2100: 2,166 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 2% Two or more races 2% Black 2% Asian 1%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+65.6) · D 16.9% · R 82.5%
• 2008→2024 swing: -33.9pp toward R · 2008: -31.7pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+62.9 2016: R+59.0 2012: R+37.8 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.27%
• Current HPI: 278.0846
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

-17.8% since first listed

3 events — show timeline

• 2026-03-05 Price Changed $69,500 NECAR
• 2025-10-06 Price Changed $79,500 NECAR
• 2025-09-17 Listed $84,500 NECAR

Property tax history

+2.2%/yr

Latest (2025): $408 · +12.1% YoY. Source: county tax records.